The Resort

THE RESORT REDEFINING MULTIFAMILY INVESTMENTS (513) 878-7750

ADGMultifamily.com

CONFIDENTIALITY & DISCLAIMER The information contained in the following offering memorandum is proprietary and strictly confidential. It is intended to be reviewed only by the party receiving it from Marcus & Millichap and it should not be made available to any other person or entity without the written consent of Marcus & Millichap.

By taking possession of and reviewing the information contained herein the recipient agrees to hold and treat all such information in the strictest confidence. The recipient further agrees that recipient will not photocopy or duplicate any part of the offering memorandum. If you have no interest in the subject property, please promptly return this offering memorandum to Marcus & Millichap. This offering memorandum has been prepared to provide summary, unverified financial and physical information to prospective purchasers, and to establish only a preliminary level of interest in the subject property.

The information contained herein is not a substitute for a thorough due diligence investigation. Marcus & Millichap has not made any investigation, and makes no warranty or representation with respect to the income or expenses for the subject property, the future projected financial performance of the property, the size and square footage of the property and improvements, the presence of absence of contaminating substances, PCBs or asbestos, the compliance with local, state and federal regulations, the physical condition of the improvements thereon, or financial condition or business prospects of any tenant, or any tenant’s plans or intentions to continue its occupancy of the subject property.

The information contained in this offering memorandum has been obtained from sources we believe reliable; however, Marcus & Millichap has not verified, and will not verify, any of the information contained herein, nor has Marcus & Millichap conducted any investigation regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein. Prospective buyers shall be responsible for their costs and expenses of investigating the subject property.

PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONTACT ANDREWS | DICKMAN FOR MORE DETAILS.

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PRESENTED BY

TIM VANWINGERDEN

Associate 513-878-7750 tim.vanwingerden@marcusmillichap.com

JORDAN DICKMAN

First Vice President of Investments 513-878-7735 jordan.dickman@marcusmillichap.com

NICK ANDREWS

First Vice President of Investments 513-878-7735 nick.andrews@marcusmillichap.com

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the table of

CONTENTS

1 2

the ASSET | 8 executive summary..........................................10

property snapshot............................................12 the amenities...................................................14

the COMPE TITIVE SE T | 16

rent matrix........................................................ 18

rent sort........................................................... 20 the villages at lake reba.................................. 22 the avenue...................................................... 24

3 4

riverford crossing............................................. 26

the PERSPECTIVE | 28 unit mix........................................................... 30

financial breakdown....................................... 32

the MARKET | 34 market highlight.............................................. 36

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CALABASAS, CALIFORNIA | HQ

80+ | OFFICES

2,500 | EMPLOYEES

UNRIVALED SUCCESS IN THE MIDWEST Nick Andrews

First Vice President Investments Director, NMHG

Jordan Dickman

First Vice President Investments Director, NMHG

INVESTMENT ADVISORS

Austin Sum Investment Associate

Garry Schloemer Investment Associate

JD Schmerge Investment Associate

Brian Johnston

Tim VanWingerden

Investment Associate

Investment Associate

DEBT & STRUCTURED FINANCE

Chris Litzler Senior Director MMCC

Jim Leonard

Senior Managing Director of Capital Markets MMCC

Alec Neesham Associate Director MMCC

CLIENT RELATIONS

VALUATION & RESEARCH

Derek Maddy

Jennifer Bauer

Financial & Research Analyst

Client Relationship Coordinator

OPERATIONS & MARKETING

Brittany Campbell-Koch Director of Operations

Josh Caruana

Vice President Regional Manager Indianapolis | Cincinnati | Louisville St Louis | Kansas City

Kristin Smith Alex Papa Marketing

Marketing

John Sebree

Sidney Bills

Office Administrator

Senior Vice President National Director National Multi Housing Group

Liz Popp

Midwest Operations Manager

Michael Glass

Senior Vice President Midwest Division Manager National Director, Manufactured Home Communities Group

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01

the ASSET

10 - executive summary 12 - property snapshot 14 - the amenities

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EXECUTIVE SUMMARY

THE RESORT

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INVESTMENT HIGHLIGHTS

EXECUTIVE SUMMARY

• Marcus & Millichap is pleased to present The Resort, a 264-unit apartment complex located in Richmond, KY just outside of Lake Reba, a popular outdoor spot for locals and tourists alike. Picturesque views and ample parking highlight The Resort which has taken the extra step by installing geothermal HVAC, high-speed internet access, and engineered hardwood in all 264 units.

BUY AND HOLD • Favorable debt markets provide strong cash-on-cash return opportunity for a great buy and hold play in a desirable submarket.

LIMITED SUPPLY | HIGH DEMAND ASSET • Properties of this size do not trade often in this market. In the last 10 years, there has only been one deal over 200 units that has traded in Richmond.

MARKET PROVEN RENTS • The competitive set boasts rents $300-500 higher than The Resort allowing the opportunity to draft newer construction and other similar product with a rent push.

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GARDENS AT KNOXWOOD

PROPERTY SNAPSHOT 743 Benson Drive Richmond, KY

2014

264 17 2 IN UNIT 2:01 TENANT PAYS: electric 12

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YEAR BUILT

NUMBER OF UNITS

NUMBER OF BUILDINGS

NUMBER OF STORIES

LAUNDRY

PARKING RATIO

CONCRETE WOOD BRICK COPPER ELECTRIC GEOTHERMAL

FOUNDATION

FRAMING

EXTERIOR

WIRING

HOT WATER

HVAC

OWNER PAYS: trash, water, sewer, gas, cable, internet

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THE RESORT

AMENITIES UNIT AMENITIES

COMMON AMENITIES

• Engineered Hardwood

• Fitness Center

• Vaulted Ceilings*

• Picturesque Views

• Ceramic Tile

• Pool

• Stainless Appliances

• On-site Management

• Balcony/Patio

• Clubhouse

• Faux Blinds

• Playground Park

• W/D Included

• Garage Parking Available

• Dishwasher

• Picnic / Grill Area

• Geothermal Heating and Cooling • Fiber Optic Internet • Outdoor Storage • Ceiling Fans *2nd Floor Units

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02

the COMPETITIVE SET

18 20 22 24 26

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- rent matrix - rent sort - skylark manor - sunset rill - riverview

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COMPETITIVE SET

RENT MATRIX

Average rents and square footage of 1- and 2-bedroom units within the competitive set.

As over 50% of Lexington’s workforce commutes from outside of the city, the Richmond submarket is comparable to other markets outside Lexington, attracting tenants looking for more space and affordability in rents.

The competitive set compares the surrounding markets outside Lexington to The Resort. Currently, there is over a $500 affordability gap between The Resort and the Lexington market allowing a $100 rental increase to draft rents from the Lexington market.

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THE MILL RIVERFORD CROSSING

WOOLDRIDGE APARTMENTS

THE RESORT THE AVENUE

THE VILLAGES AT LAKE REBA

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COMPETITIVE SET

RENT SORT One Bedroom Apartment Rents Sorted by Net Rent Property

Year Built

City

SF

Market Rent

Utility Adjustment/Month

Net Rent

Net Rent/SF

Greyson on 27

2020

Nicholasville

931

$1,150

$0

$1,150

$1.24

The Mill

2012

Georgetown

698

$1,130

$0

$1,130

$1.62

WaterStone at Hamburg

2017

Lexington

780

$1,103

$0

$1,103

$1.41

Riverford Crossing Apartment

2010

Frankfort

750

$1,083

$0

$1,083

$1.44

The Avenue

2015

Nicholasville

779

$1,084

$55

$1,029

$1.32

The Retreat at Hamburg Place

2013

Lexington

760

$997

$0

$997

$1.31

The BLVD at Hays

2015

Lexington

821

$967

$15

$952

$1.16

Amerson Orchard

2017

Georgetown

538

$897

$0

$897

$1.67

The Resort Pro Forma

2014

Richmond

800

$925

$55

$870

$1.09

The Marq

2018

Georgetown

723

$879

$15

$864

$1.20

The Villages at Lake Reba

2021

Richmond

854

$909

$55

$854

$1.00

Wooldridge Apartments

2013

Versailles

767

$805

$0

$805

$1.05

The Resort Avg Effective

2014

Richmond

1000

$804

$55

$749

$0.75

Spring House Village*

2019

Richmond

755

$754

$65

$689

$0.91

East Ridge Apartments

2004

Richmond

900

$600

$0

$600

$0.67

Foxchase Apartments*

2012

Richmond

776

$575

$0

$575

$0.74

Averages

2015

790

$916

$45

$897

$1.16

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Two Bedroom Apartment Rents Sorted by Net Rent Property

Year Built

City

SF

Market Rent

Utility Adjustment/Month

Net Rent

Net Rent/SF

Greyson on 27

2020

Nicholasville

1255

$1,473

$0

$1,473

$1.17

WaterStone at Hamburg

2017

Lexington

1131

$1,395

$0

$1,395

$1.23

The Mill

2012

Georgetown

1043

$1,245

$0

$1,245

$1.19

Riverford Crossing Apartment

2010

Frankfort

1111

$1,218

$0

$1,218

$1.10

The Retreat at Hamburg Place

2013

Lexington

1161

$1,209

$0

$1,209

$1.04

The Avenue

2015

Nicholasville

1070

$1,254

$65

$1,189

$1.11

The BLVD at Hays

2015

Lexington

1160

$1,182

$15

$1,167

$1.01

Amerson Orchard

2017

Georgetown

932

$1,087

$0

$1,087

$1.17

The Marq

2018

Georgetown

1160

$1,084

$15

$1,069

$0.92

The Resort Pro Forma

2014

Richmond

1000

$1,130

$65

$1,065

$1.07

The Villages at Lake Reba

2021

Richmond

1068

$1,111

$65

$1,046

$0.98

Wooldridge Apartments

2013

Versailles

1272

$1,040

$0

$1,040

$0.82

The Resort Avg Effective

2014

Richmond

1000

$930

$65

$865

$0.87

Spring House Village*

2019

Richmond

1087

$880

$65

$815

$0.75

East Ridge Apartments

2004

Richmond

1200

$800

$0

$800

$0.67

Foxchase Apartments*

2012

Richmond

1150

$628

$0

$628

$0.55

Averages

2015

1,113

$1,104

$51

$1,082

$0.98

CEDAR RIDGE

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COMPETITIVE SET

THE VILLAGES AT LAKE REBA

593 Regency Cir, Richmond KY

SUMMARY PROPERTY SUMMARY

96

UNITS

2021

YEAR BUILT

Lease-Up

OCCUPANCY UNIT MIX & RENT SCHEDULE

AMENITIES UNIT FEATURES 24 hour availability

high ceilings

RENT

SF

RENT PER SF

1x1

$909

854

$1.00

2X1

$1,111

1068

$0.98

Comparables Rent Analysis 1 Bed

clubhouse pool

UNIT TYPE

$0-$1,084

LOW

HIGH HIGH 2 Bed

LOW

$0-$1,254 HIGH HIGH

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SUBJECT COMP SUBJECT COMP

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COMPETITIVE SET

THE AVENUE

801 E Brannon Road, Lexington KY SUMMARY PROPERTY SUMMARY UNITS

240

YEAR BUILT

2015

OCCUPANCY

94%

UNIT MIX & RENT SCHEDULE

AMENITIES UNIT FEATURES fitness center pool playground dog park clubhouse business center garage gated community

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storage units

balcony/patio

SF

RENT PER SF

1x1

$1,084

779

$1.32

2x1

$1,254

1070

$1.11

1 Bed

$0-$1,084

LOW

HIGH HIGH

ceiling fans window coverings

RENT

Comparables Rent Analysis

walk-in closets hardwood floors

UNIT TYPE

2 Bed LOW

$0-$1,254 HIGH HIGH

SUBJECT COMP SUBJECT COMP

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COMPETITIVE SET

RIVERFORD CROSSING

8000 John Davis Dr, Frankfort KY

SUMMARY PROPERTY SUMMARY

300

UNITS YEAR BUILT

2010

OCCUPANCY

95%

UNIT MIX & RENT SCHEDULE

AMENITIES UNIT FEATURES pool fitness center clubhouse gated community picnic area

hardwood floors

washer/dryer in unit

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SF

RENT PER SF

1x1

$1,083

750

$1.44

2x1

$1,218

1111

$1.10

1 Bed

$0-$1,084

LOW

HIGH HIGH

yard balcony/patio

RENT

Comparables Rent Analysis

walk-in closets stainless steel appliances

UNIT TYPE

2 Bed LOW

$0-$1,254 HIGH HIGH

SUBJECT COMP SUBJECT COMP

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03

the PERSPECTIVE 30 32

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- unit mix - financial breakdown

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THE RESORT

THE UNIT MIX PROJECTED

MARKET

AVERAGE EFFECTIVE

Rentable

Total

Units

SF

SF

One Bedroom

121 Units

800 SF

96,800 SF

$804.40

$1.01

$97,332

$850.00

$1.06 SF $102,850

$925.00

$1.16 SF $111,925

Two Bedroom

143 Units

1,000 SF

143,000 SF

$940.73

$0.94

$134,524

$1,005.24

$1.01 SF

$143,750

$1,130.24

$1.13 SF

$161,625

908 SF

239,800 SF

$878.25

$0.97 SF

$231,857

$934.09

$1.03 SF

$246,600

$1,036.17

$1.14 SF

$273,550

Unit Type

Total Rent Rent/Unit Rent/SF

Potential

Total Rent Rent/Unit Rent/SF

Potential

Total Rent Rent/Unit Rent/SF

Potential

Summary

Totals / Wtd. Averages 264 Units

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MARKET

AVERAGE EFFECTIVE Avg. Total Rent

PROJECTED Avg. Total Rent

One Bedroom

No. of

Rentable

Total

Avg.

Unit Type

Units

SF

SF

Rent/Unit

Rent/SF

Potential

Rent/Unit

Rent/SF

Potential

Rent/Unit

Rent/SF

Potential

1x1

121 Units

800 SF

96,800 SF

$804.40

$1.01 SF

$97,332

$850.00

$1.06 SF

$102,850

$925.00

$1.16 SF

$111,925

Totals / Wtd. Averages

121 Units

800 SF

96,800 SF

$804.40

$1.01 SF

$97,332

$850.00

$1.06 SF

$102,850

$925.00

$1.16 SF

$111,925

Two Bedroom

No. of

Rentable

Total

Avg.

Avg.

Total Rent

Avg.

Total Rent

Unit Type

Units

SF

SF

Rent/Unit

Rent/SF

Potential

Rent/Unit

Rent/SF

Potential

Rent/Unit

Rent/SF

Potential

2x1

Total Rent

Total Rent

128 Units

1,000 SF

128,000 SF

$939.84

$0.94 SF

$120,300

$1,000.00

$1.00 SF

$128,000

$1,125.00

$1.13 SF

$144,000

2x2 View

15 Units

1,000 SF

15,000 SF

$948.33

$0.95 SF

$14,225

$1,050.00

$1.05 SF

$15,750

$1,175.00

$1.18 SF

$17,625

Totals / Wtd. Averages

143 Units

1,000 SF

143,000 SF

$940.73

$0.94 SF

$134,524

$1,005.24

$1.01 SF

$143,750

$1,130.24

$1.13 SF

$161,625

AVERAGE EFFECTIVE

MARKET

PROJECTED

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Year 1

(Rent Roll/T# Income; Adjusted Trailing Expenses)

(Recapture LTL, Stabilized Occupancy and Other Income, Normalized Expenses, Start Reno)

GROSS POTENTIAL RENT

INCOME

FINANCIAL BREAKDOWN &

% of GPR

All Units at Market Rent

$2,959,200

Gain (Loss) to Lease

($177,600)

GROSS SCHEDULED RENT

$2,781,600

6.00%

Per Unit

% of GPR

11,209

$3,282,600

(673)

($131,304)

10,536

$3,151,296

Per Unit 12,434

4.00%

(497) 11,937

Other Income Garage Rent

$19,349

0.70%

73

$21,464

0.68%

81

Late Fees

$5,598

0.20%

21

$6,209

0.20%

24

Application Fee

$2,955

0.11%

11

$3,278

0.10%

12

$0

0.00%

0

$79,200

2.51%

300

$29,655

1.07%

112

$112,096

3.56%

425

10,649

$3,263,392

9.64%

(1,016)

($157,565)

Internet/Cable Fee Total Other Income* GROSS POTENTIAL INCOME

$2,811,255

Physical Vacancy

($268,227)

Bad Debt EFFECTIVE GROSS INCOME

12,361 5.00%

(597)

$0

0.00%

0

($31,513)

1.00%

(119)

$2,543,028

84.36%

9,633

$3,074,314

90.00%

11,645

% of EGI

Per Unit

Non-Controllable

EXPENSES

VALUE ANALYSIS

Current

Real Estate Taxes

% of EGI

Per Unit

$72,843

2.86%

276

$72,843

2.37%

276

Adjustment for Sale

$0

0.00%

0

$166,772

5.42%

632

Total Real Estate Taxes

$72,843

2.86%

276

$239,615

7.79%

908

Insurance

$68,604

2.70%

260

$72,600

2.36%

275

Electric

$21,600

0.85%

82

$22,032

0.72%

83

Water & Sewage

$83,748

3.29%

317

$85,423

2.78%

324

2019 Taxes Paid

Utilities

$7,263

0.29%

28

$7,408

0.24%

28

Total Utilities

Trash Removal

$112,611

4.43%

427

$114,863

3.74%

435

Total Non-Controllable

$254,058

9.99%

962

$439,059

14.28%

1,663

$17,400

0.68%

66

$19,800

0.64%

75

$0

0.00%

0

$9,240

0.30%

35

$17,400

0.68%

66

$29,040

0.94%

110

450

Total Utilities Contract Services Landscaping/Grounds Pest Control Total Contract Services

Repairs & Maintenance

$118,800

Marketing & Promotion

$0

On-Site Payroll General & Administrative

$237,600

Added Added

$2,700

4.67%

450

$118,800

3.86%

0.00%

0

$13,200

0.43%

50

9.34%

900

$250,800

8.16%

950

0.11%

10

$19,800

0.64%

75

4.00%

385

$122,973

4.00%

466

$85,536

3.36%

324

$85,536

2.78%

324

$67,320

2.65%

255

$68,666

2.23%

260

Total Controllable

$631,077

24.82%

2,390

$708,815

23.06%

2,685

TOTAL EXPENSES

$885,135

34.81%

3,353

$1,135,893

36.95%

4,303

NET OPERATING INCOME

$1,657,893

65.19%

6,280

$1,938,421

63.05%

7,343

Management Fee

$101,721

Telephone & Cable Replacement & Reserves

Added

Year 2 (...Stabilized Occupancy, Finish Reno on Remaining Units) % of GPR $3,381,078 ($67,622)

Per Unit 12,807

2.00%

$3,313,456

(256) 12,551

$22,107

0.67%

84

$6,396

0.19%

24

$3,376

0.10%

13

$81,576

2.46%

309

$115,459

3.48%

437

$3,428,915 ($165,673)

12,988 5.00%

(628)

($33,135)

1.00%

(126)

$3,230,108

92.00%

12,235

% of EGI

Per Unit

$72,843

2.26%

276

$166,772

5.16%

632

$239,615

7.42%

908

$74,052

2.29%

281

$22,473

0.70%

85

$87,131

2.70%

330

$7,556

0.23%

29

$117,160

3.63%

444

$442,808

13.71%

1,677

$20,196

0.63%

77

$9,425

0.29%

36

$29,621

0.92%

112

$121,176

3.75%

459

$13,464

0.42%

51

$255,816

7.92%

969

$20,196

0.63%

77

$129,204

4.00%

489

$87,247

2.70%

330

$70,040

2.17%

265

$726,764

22.50%

2,753

$1,157,591

35.84%

4,385

$2,072,517

64.16%

7,850

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04

the MARKET

36

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- local market highlight

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LOCAL MARKET HIGHLIGHTS

RICHMOND, KY

Population Median Age Median Household Income

1 Mile

(2020) # of Houses Median Home Value

3 Miles

Population Median Age Median Household Income (2020) # of Houses Median Home Value

5 Miles

Population Median Age Median Household Income (2020) # of Houses Median Home Value

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3,966 37 $48,585 1,662 $129,239 28,938 34 $42,240 10,785 $147,997 45,769 35 $46,735 17,787 $162,633

3 Mile 1 Mile

5 Mile

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LOCAL MARKET HIGHLIGHTS

RICHMOND, KY Richmond is the county seat of Madison County, one of the fastest growing communities in Kentucky. Richmond is the third-largest city in the Bluegrass Region and the sixth-largest city in the state. Richmond is the principal city of the Richmond–Berea Micropolitan Statistical Area, which includes all of Madison and Rockcastle counties.

The city is named after Richmond, Virginia, and is the home of Eastern Kentucky University (EKU), which has a student population of approximately 16,000 and over 2 2,000 staff. The majority of the city’s high rises are located on the campus of EKU, which include the 20-story Commonwealth Hall, which is the tallest building in Richmond, the 16-story Keene Hall, and the 13-story Telford Hall. The 2,000-seat EKU Center for the Arts was completed in 2011.

Richmond serves as the center for work and shopping for south-central Kentucky. Richmond boasts a regional shopping center, theaters, live entertainment, cultural activities, fine dining, and many areas of scenic and historic interest. The city also has numerous parks, the most prominent being Lake Reba Recreational Complex, which attracts tourist from all over central Kentucky.

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LAKE REBA

DOWNTOWN RICHMOND

RICHMOND CENTER

Our commitment is to help our clients create and preserve wealth by providing them with the best real estate investment sales, financing, research and advisory services available

www.adgmultifamily.com 513-878-7795